DENSITYPopulation density is a measurement of population per unit area or

unit volume.

Density of inhabitable area: population inhabitable landOverall density: population total landResidential density: population residential areaZonal density: population in a zone (Gross density) area of that zone Net zonal density: population area of zone (excluding roads and non- residential areas)Sectoral density: population of sector area of that sector

LAND USE• A land use is the activity land is used for.

• Patterns of land use arise naturally in a culture through customs and practice.

• Land use may also be formally regulated by land use planning through zoning and planning permission laws, or by private agreements.

CLASSIFICATION

1. Profit making land: eg. Site developed for offices, industries and residences.

2. Non- profit making land: Includes roads, parks, playgrounds, educational building, government offices etc.

LAND USE IS DIVIDED INTO :1. Residential land (30- 60%)

2. Commercial land: (5%)

Arranged in a certain hierarchical manner

3. Industrial land : (6- 12%)

a. Resource based and Non- resource based

b. Polluting and Non- polluting based

c. Large/ Medium/ Small/ Cottage Industries

4. Institutional land: (10%)

Includes educational buildings and offices.

5. Recreational land: (20%)

a. Active/ Passive land

b. Formal/ Informal land

6. Government land (5%)

7. Transport : (15- 20%)

a. Mode : Type of transportation ( eg. Airways, buses, railways, etc.)

b. Node : eg. Bus stations, railway stations, airports.

c. Channel : eg. Road network, railway tracks, etc.

8. Open spaces (15%)

9. Water Bodies (5 -10%)

10. Utilities & services: (10%)

Drainage and sewerages, electrical services.

Land Use Planning Planning of a region or a town according to the use of

land. Important tool for making development plan or master plan.

Following are the considerations taken into account while preparing a land use plan:

(1)Area allocation: Area allocation for residential, commercial and industrial areas are decided depending on the city and its activities.

(2)Central Business District (CBD): Location of central business district is decided and if it is to be shifted from the existing place, its implications are considered.

(3)Demography: Population and demography index are important factors while deciding about residential, commercial and industrial areas.

(4) Land market: Land prices are determined from a land use plan. Land use plan can be a measure to control land prices and also a reason to increase land prices.

(5) Location: location for industry, commercial and residential areas are considered while making a land use plan.

(6) Natural elements or resources: Location of natural resources like river, sea, hills, lakes, etc. are considered. Also mines, chemicals and other resources are identified before preparing a land use plan.

(7) Topography: Topography of the region i.e. hills, slopes, etc. are considered.

ZONINGIt is defined as the regulation by law of the use of land or buildings and of the height and density of buildings in specific areas for the purpose of general welfare of the community. (securing convenience, health, safety).

OBJECTIVE OF ZONING•Town planners---------------opportunities for designing the future growth

and development.•It sustains proper co-ordination of various public amenities like transport,

drainage, power etc.•It makes town planning scheme effective and successful.

PRINCIPAL OF ZONING

1. Arrangement of zones

2. Boundaries

3. Existing towns

4. Flexibility

5. New towns.

1. ARRANGEMENT OF ZONES:

UNDERDEVELOPED AREA

INTERMEDIATE AREA

CENTRAL AREA

SUB- CENTRAL AREA

IN FORM OF CONCENTRIC BANDS.

BLOCKS OF UNITS OF VARIOUS USES IN DIFERENT PARTS OF TOWN.

2. BOUNDARIES:

• Boundaries for different zones are made carefully.

• Streets and roads are not given separate boundaries.

• Railway line or park or any open space may be demarcated .

3. EXISTING TOWNS:

• Existing use of land is gathered, zones divided as per existing use.• Existing land is only altered, if there are substantial grounds.

4.FLEXIBILITIES:

• Zoning should be rigidly enforced.• Care taken in working out the details for zoning.

Eg. The work area should be near the residential area( reduces time travel), and not as close as to be disliked by the residents.

And the flexibility of providing day to day shopping stores in the residential areas.

5. NEW TOWNS:

•Towns should be divided in to suitable zones and their areas should be worked out.

ADVANTAGES OF ZONING:

1. Danger from fire:

Minimum chances and damage due to fire.

2. Future development:

Controlled future development and proper regard to the community welfare.

3. General amenities:

Like parks, playgrounds, cinemas, shopping centers etc. in the surroundings of the main zonings.

4. Health of community:

Eg. Zoning of industries away from the residential areas. no bad odor or harmful gases.

5. Population distribution:

It regulates the density of population.

6. Public utility services:

Economic use of water supply, drainage and telephone lines etc.

ASPECTS OF ZONING:

1. Density zoning.

2. Height zoning.

3. Use zoning.

DENSITY ZONING:

It is the density of population in the residential areas controlled by means of suitable rules and regulations.

Standards:

o The front and rear margins from boundaries are specified.

o Minimum height of building is specified.

o No. of houses per unit area is specified.

o Ratio of total site area to the total built up floor area is specified.

It is either expressed in gross density or in net density.

Gross density : average density of population

unit area of the whole residential zone.

Net density: avg. density of population

unit house area inc. local roads & excl. open spaces, shopping centers etc

Advantages :

•Facilitates the proper layout and designing of various public amenities and services.

•Ensure enough light and ventilation to residences.

•No overcrowding.

•Land values are stabilized.

HEIGHT ZONING:

Done for: enough daylight to buildings

Reasonable traffic movement.

Height is controlled by:

o bulk and cubical content of building (open and built up area)

Done by volume of building = 1/3 X plinth area X height.

o Street width and other adjacent marginal open spaces (good light and ventilation).

Ratio comes out to be 2:1. (Height: width)

ADVANTAGES:

•Solves the traffic and population congestion problem.

•It is observed that building with uniform height constructed on important roads and streets, give pleasing appearance.

•Good light and ventilation.

•Land value goes high in certain areas only.

USE ZONING:

Defines the use to which various parts of the town will be put.

Categories:

•Residential zone. (40% - 50%)

•Commercial zone. (2% - 5%)

•Industrial zone. (2%- 25%)

•Recreational zone. (Remaining)

Residential zoning:

Factors: * nearness to the market.

* freedom from nuisance , noise, smoke.

* nearness to parks and playgrounds.

Classification: *detached house

*semi- detached houses.

*row houses

*flats

*skyscrapers.

Includes: *housing

*urban streets

*convenient access to work areas etc.

Location: *windward

*upstream with respect to industrial zone.

COMMERCIAL ZONE:

•Near the centers of traffic

•Abutting the roads.

•Includes, land for banks, offices, godowns, shops etc.

INDUSTRIAL ZONE:

Light industries: can be set near to residential zone (no noise)Heavy industries: outskirts of town ( production of harmful fumes, gases etc.)Minor industries (laundries , bakeries, dairies): grouped to serve best to surrounding areas.Special industries ( producing undesirable trade waste and by products): located far away from ground in spacious grounds.Industries with large freight turnovers: connected to railways, ports etc.

RECREATIONAL ZONES:

Includes, parks, play grounds, cinemas, theatres, clubs, libraries, restaurants, stadium and other community needs.

These zones are scattered throughout the plan of town.

ADVANTAGES OF USE ZONINGS:

•Each zone should permit the best use of land.

•Enables proper selection of sites for community needs( schools, hospitals, colleges etc.)

•Determine in advance size of transport facilities and other amenities.

•Stabilization of land values.

MASTER PLAN

"A Master Plan is the long term perspective plan for guiding the sustainable planned development of the city. This document lays down the planning guidelines, policies, development code and space requirements for various socio-economic activities supporting the city population during the plan period. It is also the basis for all infrastructure requirements."

• Is defined as a general plan for the future layout of a city showing both the existing and proposed streets or roads , open spaces , public buildings etc.• It is prepared either for the improvement of an old city or for a new town to be developed.• It aims at controlling the future growth of a town along preconceived and predetermined paths.• it should be sufficiently elastic , so that it is possible to amend it from time to time to keep it in pace and to accommodate new developments.

OBJECTS OF A MASTER PLAN

• aims at economic spending of the public funds for the welfare of the inhabitants in respect of amenity , convenience and health.

• Arranges the pattern of a town in such way so as to satisfy the present requirements .

• Helps in restricting the haphazard and unplanned growth.

• Places various functions which a town has to perform in physical relationship of each other so as to avoid the chances of mutual conflict.

• Serves as a guide to planning body for making any recommendations for public improvement.

NECESSITY OF A MASTER PLAN

• To control the development of various industries in a systematic way.

• To discourage the growth of the town in an unplanned and unscientific way.

• To limit to a certain extent the unprecedented flow of rural population to the urban area.

• To offset the evils which come up due to the overcrowding of population such as acute shortage of houses, traffic congestion, inadequate open spaces, insufficiency in public amenities.

FEATURES OF A MASTER PLAN

• Convenient and cheap means of transport.

• Good sanitation and water supply.

• Open air spaces

• Population density control

• Places of worship , education and recreation.

• Rational layout

• Width of roads.

PLANNING STANDARD

• The term planning standard is used to fix the minimum area for each use for a certain population or for a certain land area.

• These minimum standards are fixed for a particular locality by studying the functional requirements , number of users , open spaces required around the buildings, social and climatic conditions, economic activities of the locality etc.

• The planning standards are fixed for various types of uses such as-

- educational facilities

- medical facilities

- miscellaneous amenities such as burial ground , police

station , post office, petrol station , fire station etc.

- width of the roads

STAGES OF DEVELOPMENT OF A MASTER PLAN

• Collection of data and relevant information from civic survey and other sources.

• Preparation of a tentative draft of the development plan and notifying the same for comments from experts and public.

• Consideration of views received from experts and the public

• Preparation of the revised plan accommodating good aspects of comments received from experts and public.

• Determination of the sequence in which the development plan will be implemented.

FLOOR AREA RATIO•In the field of zoning, floor area ratio refers to a limit on how much total space, expressed as a fraction of the total size of the plot of land involved, may be consumed by the floor or floors of a building or buildings constructed on the plot.Also known as FLOOR SPACE INDEX (FSI)•For example, if the relevant zoning ordinance permits construction on a plot, and construction must adhere to a .1 floor area ratio, then the total area of all floors in all buildings constructed on the plot must be no more than one-tenth the area of the plot itself.AREA TO BE COVERED ON GROUND = GROUND COVERAGE X TOTAL PLOT AREA

TOTAL AREA TO BE USED ON ALL FLOORS = F.A.R. X TOTAL PLOT AREA

NO. OF FLOORS = TOTAL AREA TO BE USED ON ALL FLOORS AREA TO BE COVERED ON GROUND

• FAR = Total built - up area / Total plot area

• Typically, the calculation of area consumed combines the total area of all floors, thus uniting horizontal dimensional limits with vertical dimensional limits into a single parameter.

• A builder can plan for either a single-story building consuming the entire allowable area in one floor, or a multi-story building that rises higher above the plane of the land.

• By combining the horizontal and vertical limits into a single figure, some flexibility is permitted in building design, while achieving a hard limit on at least one measure of overall size.

• The FAR within each city varies depending on the location.

• The total construction as declared in the plans offered by the promoter should not exceed the FAR permissible for the end-use zone in which the plot lies.

SUBDIVISION REGULATIONS• The purpose of these regulations is to guide the development of the

new areas in accordance with the land use plan.• Avoid the necessity of costly corrective measures needed if sub-

standard growth is allowed to take place.• It is confined to standard for street width and community facilities which

are laid down as according to the density.• Refers to the division of land into two or more plots for the purpose of

sale or building development.• It is a process of converting raw land into building sites.• It is a useful legal tool for taxation, registration of plans, accurate land

records.